710 Maple Dr · Aurora, MN 55705

$45,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 51 Days on market

Built 1955 9,234 sqft lot Est $39k · 15% over ↓ 21% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0

Listing remarks

Single-level home offering approximately 1,000 finished square feet with three bedrooms and one full bathroom. The layout includes a living room, dining area, and kitchen, with all bedrooms located on the main level. Additional space is provided by a full basement. Features include city water and sewer, natural gas baseboard heating, asphalt shingle roof, cement board exterior, and a deck. The property includes an attached two-stall garage and is situated on a residential lot within the city of Aurora.

Key facts

• City water and sewer
• Full basement
• Deck

Tags

• FULL BASEMENT
• CITY WATER AND SEWER
• NATURAL GAS BASEBOARD HEATING
• ASPHALT SHINGLE ROOF
• CEMENT BOARD EXTERIOR
• DECK

Property features AI

Exterior

• Parking: Attached garage with 2 spaces (garage ~23 x 24)
• Utilities: City water connected; City sewer connected; 100 amp electric service; Natural gas
• Home design: Residential one-story home; Entry on main level
• Construction: Asphalt roof; Block foundation; Above- and below-grade finished areas (each ~1,000), total building area ~2,000
• Exterior features: Deck; Lot approximately 0.212 acres (dimensions ~74 x 126)

Interior

• Kitchen: Main-level kitchen
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 1 full bathroom on the main level; Basement present (block foundation)
• Heating & cooling: Baseboard heating; No central air
• Interior features: Main-level living areas; Deck

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#312 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Mesabi East School District (rural): math 27% / reading 47% proficiency, ranked #240 of 301 in MN (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.26% ✓
• Cap rate: 18.83%
• Cash-on-cash: 44.79%
• DSCR: 2.99
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $39,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 W 3rd Ave Ave N	0.72mi	2/1.5 (-1)	945 (-6%)	0mo	$35,001	$37	50
207 W 1st Ave North Ave	0.59mi	2/1.5 (-1)	1,006 (+1%)	22mo	$39,000	$39	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.80×
• Total profit: $22,688
• Equity at exit: $6,710

10-year hold

• IRR: 48.0%
• Equity multiple: 5.64×
• Total profit: $58,439
• Equity at exit: $3,891

Cash invested: $12,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55705

• Home prices YoY: -1.8%
• Active inventory: 25
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $470

Break-even live

Break-even rent $422

Max offer price $45,000

Occupancy floor 49%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   historical Contingent - Third Party Approval
3. 2026-04-13
   status Active
4. 2026-04-06
   historical Contingent - Inspection
5. 2026-04-01
   status Active
6. 2026-03-16
   historical Contingent - Inspection
7. 2026-03-08
   listed $45,000 Active
8. 2025-05-30
   price $114,900
9. 2025-05-06
   price $117,900
10. 2025-04-10
    price $120,000
11. 2016-03-16
    soldstatus $57,000
12. 2016-03-15
    soldstatus $57,000
13. 2014-10-28
    listed $57,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $940 · $78/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,202
• − Mortgage interest: −$2,521
• − Property taxes: −$940
• − Insurance: −$225
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,309
• Taxable income: $5,255
• Est. tax owed @ 24.0%: −$1,261
• After-tax cash flow: $4,382/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mesabi East School District
• NCES district ID: 2791450
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $47,546
• Composite: 31.69/100
• National rank: #5922
• State rank: #240 of 301 in MN

Livability — Aurora

• Score: 71/100
• State rank: #312
• US rank: #6901

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, MN
• Population (ZIP): 3,248

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 202,411 people
• By 2030: 203,234 · +0.4%
• By 2040: 202,520 · +0.1%
• By 2050: 200,853 · -0.8%
• By 2075: 200,943 · -0.7%
• By 2100: 192,058 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Native American 2% Two or more races 2%
• Common ancestry: Portuguese 12% Slovak 5% Iranian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · St. Louis

• 2024 margin: D (+13.7) · D 55.9% · R 42.2% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: 32.5pp · 2024: 13.7pp
• All cycles: 2024: D+13.7 2020: D+15.6 2016: D+11.8 2012: D+29.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.93%
• Current HPI: 266.5875
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

-21.1% since first listed

13 events — show timeline

• 2026-04-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-08 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $114,900 RAOR
• 2025-05-06 Price Changed $117,900 RAOR
• 2025-04-10 Price Changed $120,000 RAOR
• 2016-03-16 Sold (Public Records) $57,000 Public Records
• 2016-03-15 Sold (MLS) $57,000 RAOR
• 2014-10-28 Listed $57,000 RAOR

Property tax history

+8.8%/yr

Latest (2025): $940 · -26.8% YoY. Source: county tax records.